03SN0204.pdfMarch 12, 2003 BS
ADDENDUM
03SN0204
Barthol Design Associates
Matoaca Magisterial District
Northeast line of Woodpecker Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-88).
PROPOSED LAND USE:
A single family residential subdivision is planned. The applicant has
agreed to limit development to a density not to exceed 0.5 dwelling units
per acre yielding approximately fifty-seven (57) dwelling units.
(Proffered Condition 3)
In response to an adjacent property owner's concerns regarding minimum house sizes
along Woodpecker Road, on March 12, 2003, the applicant submitted an additional
proffered condition establishing a minimum house size for all homes in proximity to
Woodpecker Road. (Proffered Condition 11)
IN ORDER FOR THE BOARD TO CONSIDER THE MARCH 12, 2003,
SUBMISSION, THE BOARD MUST SUSPEND THEIR RULES.
Staff continues to recommend approval of this request as outlined in the "Request
Analysis" and recommends acceptance of the additional proffer.
PROFFERED CONDITION
(STAFF) 11.
All dwelling units located within 360 feet of Woodpecker Road
shall have a minimum gross floor area of 2400 square feet. (BI)
Providing a FIRST CHOICE Community Through Excellence in Public Service.
03SN0204-MAR 12-ADDENDUM-BOS
March 12,2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
03SN0204
Barthol Design Associates
Matoaea Magisterial District
Northeast line of Woodpecker Road
REQUEST: Rezoning fiom Agricultural (A) to Residential (R-88).
PROPOSED LAND USE:
A single family residential subdivision is planned/The applicant has agreed to limit
development m a density not to exceed 0.5 dwelling units per acre yielding
approximately fifty-seven (57) dwelling units. (Proffered Condition 3)
PLANNING CO~S SION RECOMMENI)ATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
The request complies with the Southem and Westem Area Plan which suggests the
property is appropriate for residential use of 1 to5 acre lots, suited for Residential
(R-88) zoning.
As conditioned, the proposed zoning and land use are representative of, and
compatible with, existing and anticipated area development.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Co
The proffered conditions address the impacts of this development on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the needs for roads, schools, parks libraries and fire stations is identified'
in the County's adopted Public Facilities Plan, the Thoroughfare Plan and Capital
Improvements Program and theimpact ofthis development is discussed herein. The
proffered conditions adequately mitigate the impact on capital facilities, thereby
insuring adequate service levels are maintained as necessary to protect the health,
safety and welfare of the County citizens.
(NOTES: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
.COMMISSION. CONDmONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.
PROFFERED CONDmONS
(STAFF/CPC) 1.
The applicant, subdivider, or assignee(s) shall pay the following to
the county of Chesterfield prior to the issuance of a building permit
for infrastructure improvements with in the service district for the
property:
B.
,9,000.00 p~r dwelling unit, ifPaidprior to July 1,.2003; or
The mount approved by the Board of Supervisors not to
exceed $9,000.00 per dwelling unit. adjusted Upward by any
increase in the Marshall and Swift buildin~ cost index
between July 1, 2002, and July 1 of the fiscal year in which
the payment is made ifpaid'.after June 30,2003.
In the event the cash payment is~not used for which proffered
within 15 years of receipt, th~ cash shall be returned in full to
the payor. (B & M)
(STAFF/CPC) 2.
Except for timbering approved by the Virginia State Department of
Forestry for the .purpose' of removiiag dead or diseased trees,
shall be no timbering on the Property untila land disturbance permit
has been obtained from the Environmental Engineering Department
and the approved devices installed.
(STAFF/CPC) 3.
Development shall not exceed a density of 0.5 dwelling unit Per acre.
fl,)
2 03SN0204-MAR12;BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
Single story dwelling units shall have a minimum gross floor area of
1,800 square feet, and dwelling units with more than one (1) story
shall have a minimum gross floor area of 2,100 square feet. (BI)
All exposed portions of the foundation of each dwelling shall be
covered with brick or stone veneer or exterior insulating and finishing
systems (EIFS) materials. (P)
In conjunction with the recordation of the initial subdivision plat, a
public access easement, of approximately thirty O0) feet in width
along Swift Creek and Frank's Branch Creek, shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield County. The
exact location and width of this easement shall be approved by the
Parks and Recreation Department. (P&R)
In conjunction with recordation of the initial subdivision plat, 'forty-
five (45) feet of right-of-way along the east side of Woodpecker
Road, measured from the centerline of that part of Woodpecker Road
immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
Direct access from the property to Woodpecker Road shalIbe limited
to one (1) public road, located towards the southern property line. The
exact location of this access shall be approved by the Transportation
Department. (T)
To provide an adequate roadway system, the developer shall be
responsible for the following improvements:
C4
Construction of additional pavement along Woodpecker Road
at the approved access to provide left and right turn lanes, if
warranted, based on TranspOrtation- Department standards.
Widening/improving the east side of Woodpecker Road to an
eleven (11) foot wide travel lane, measured from the
centerline of the road, with an additional one (1) foot wide
paved shoulder plus a seven (7) foot wide unpaved shoulder,
with modifications approved by the Chesterfield County
Transportation Department, for the entire property frontage.
Dedication to and for the benefit of Chesterfield County, free
and unrestricted, of any additional right-of-way (or
easements) required for the improvements identified above.
(T)
Prior to any construction plan approval, a phasing plan for the
required road improvements, as identified in Proffered Condition 9,
3 03SN0204-MAR12-BOS
shall be submitted to and approved by the Transportation Department.
(T)
GENERAL INFORMATION
Location:
Northeast line of Woodpecker Road, southeast of Bixby Lane. Tax ID 71t 1-621t-51t61 (Sheet
41).
Existing Zoning:
A
Size:
113.3 acres
Existing Land Use:
Single family dwelling
Adiacent Zoning and Land Use:
North - A; Single family residential or vacant
South - A; Single family residential or vacant
East - A, A with Special Exception and R-88; Single family residential, tourist home,
Matoaca High School or vacant
West - A; Single family residential or vacant
UTILITIES
Public Water System:
There is .an existing sixteen (16) inch water line extending along the north side of
Woodpecker Road within an casement on the request site. Use of the public water system is
required by County Code.
Public Wastewater System:
The public wastewater system is not available to serve the request site. This site is within the
area designated by the Southern and Western Area Plan where the use of private septic
systems is permitted. Use of private septic systems is intended
4 03SN021M-MAR12-BOS
Private Septic S~tem:
Prior to recordation of the subdivision plat, the developer must submit soils analysis for each
lot to the Health Department for review and approval.
L~']RONlV~AL
Drainage and Erosion:
There are currently no on- or off-site erosion problems. The propertyis wooded and, as such,
should not be timbered without first obtaining a land-disturbance permit from Environmental
Engineering (Proffered Condition 2). This will insure that adequate erosion control measures
are in place prior to any land disturbance.
Water Quality:
The property drains southeast to a tributary adjacent to Swift Creek to the rear of the
property. Both creeks are perennial streams subject to 100 foot conservation areas (RPAs),
in which there are very limited uses permitted.
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Planandthe Capital Improvement:Program. This development will
have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that emergency service calls are expected to increase
forty-five (45) percent by 2015. Eight (8} new firegresene stations are recommended for
construction by 2015 inthe Plan. Based on fifty-seven (57) dwelling units,~this request, will
generate apProximately nineteen (19) calls for fire and emergency medical services each
year. The impact on these facilities has been addressed. (Proffered Condition 1)
The Ettrick Fire Station, CompanyNumber 12, and Ettrick-Matoaca Voltmteer Rescue Squad
currently provide fire protection and emergency medical service. When the property is
developed, the number of hydrants; quantity of water needed for fire protection and access
requirements will be evaluated during the plans review process.
Schools:
Approximately thirty (30)new students will be genemtedby this development.
5 03SN0204-MAR12-BOS
This site lies in the Ettriek Elementary School attendance zone: capacity - 650, enrollments
- 502; Matoaea Middle School zone: capacity- 720, enrollment- 608; and Matoaca High
School zone: capacity 1,750, enrollment- 990.
This case will have an impact, boy, ever, the developer has addressed the impact on schools in
accordance with the Board of Supervisors' policy. (Proffered Condition 1)
Libraries:
Consistent with the Board of Supervisom' policy, the impact of development on library
services is assessed County-wida. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County. Even
with facility improvements that have been made in the last few years, thereis still an unmet
need for additional library space throughout the County: Development of the request
property would most likely affect the Ettrick-Matoaca Library. The impact on :library
facilities has been addressad. (Proffered Condition 1)
Parks and Recreation:
The Public Facilities Plan identifies the need for four (4) new regionalParks.-in addition,
them is currently a shmtage of community park acreage in.the County. The Plan identifies a
need for 625 acres of regional park space and 1 t6 acres of community park space 'by 2015.
The Plan also identifies the need for neighborhood parks, und special purpose parks and
makes suggestions for their locations.
The applicant has offered measures to assist in addressing the impact of this proposed
development on these Parks and Recreation facilities consistent, with the Board of
Supervisors' policy (Proffered Condition 1 ). In addition, the applicant has proffered public
access e~ements along Swift Cr.eek and Frank's Branch Creek, which could provide part of
a pedestrian connection from residential areas to Matoaca High SChool facilities. (proffer*d
Condition 6)
Transportation:
This request consists of 113.3 acres, currently zoned Agfieultmzal (A). The applieant4s
requesting ~zoning to Residential (R-88). The applicant haspmffemd that development
not exceed a density of a half(0.5)unit per acre (Proffer~l Condition 3)~ Based on ~ingle
family trip rotes, developmant could generate approximately 540average dally trips. Tire .se
vehicles will be distributed along Woodpecker Road, whichlhada 2003 lraffic C°unt of 4,4.95
vehicles per day.
The Thoroughfare Plan identifies Woodpecker Road as a major arterial with recommended
right of way width of ninety (90) feet. The app!icant has proffered lo dedicate forty-five:(45)
feet of right of way, measured from the centerline of Woodpecker'Road,: in accordancowith
that Plan. (Proffered Condition 7)
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Access to major arterials, such as Woodpecker Road, should be contxolled. The
Thoroughfare Plan identifies alimited access facility (the "North/South Freeway") extending
through adjacent properties to the north, with arecommended right ofwaywidth of 200 feet.
.The Plan also shows a proposed interchange for the North/South Freeway at Woodpecker
Road. Staff has developed an access plan for this area (see attachment). Access from the
subject property to Woodpecker Road should be located-as far south as possible from the
future North/South Freeway interchange. The applicant has proffered~that direct,access~to
Woodpecker Road will be limited to one (1) public road, located towards the southern
property line. (Proffered Condition 8)
The traffic unpact of this development must be addressed. ~e apphcant has proffered-to: )
construct left and right turn lanes along Woodpecker Road at the publiCroad intersecti0n~ if
warranted baSed on Transportation Department standards; and 2) widen~the~.eaSt gi'd~ Of
Woodpecker Road to a total trax~el way width of eleven (1 I) fee~ measured fr0m 'the
centerline with an additional one (1) foot wide pared: shodder plUS a seven (7)foot wide
unpaved shoulder for the entire property frontage (Proffered Cor~dition 9). Ufiii~y pOl~s are
located on the east side of Woodpecker Road. In.orde~ to-provide improvements to
Woodpecker Road, these utility poles must be-relocated b~hind the~new ditch.
Area roads need to be improved to address safety and accommodate the:inCrease in traffic
generated by this development. W0odpecker Road~will be directly impacted by development
of this pmporty. Sections ofthis road have nineteen (tg)'to-twen~ (20) foot wide pavetoent
with no shoulders, with substandard vertical and ho~izOgtal aliments and l~rge:,ixeeS
located close to the edge of pavement. BaSed on the current v01Ume 6flraffe duringp~ak
hours, Woodpecker Ro~td is at capacity (Level of Service E); The standard tyPical seeti~for
Woodpecker Road should be twenty-four (24) foot.wide ~avement; with. m~imum eight(g)
foot wide shoulders. The applicant has proffered to contribute ehsh, in.an mount consistent
with the Board of Supervisors~ policy, towards mitigating the traff¢' impact :0f, this
development. (Proffered Condition 1)
At time of tentative subdivision, review, specific recommendations wi.Il, be prox~ided
regarding stub road rights of way to adjacent prOPerties and th~ proposed internal street
network.
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Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 56* 1.00
Population Increase . 152.32 . 2.72
Number of New Students
Elementaxy 13.44 0.24
Middle 7.28 0.13
9.52 0.17
High
TOTAL 30.24 0.54
Net Cost for Schools 271,432 4,847
Net Cost for Parks 38,808 . 693
Net Cost for Libraries 21,000 .. 375
Net Cost for Fire Stations 22,456 401
Average Net Cost for Roads . 230, i04 4,109
TOTAL NET COST ' ' 583,800 ' ' 10,425
*Based on a proffered maximum of 0.5 dwelling units per acre. (Proffered Condition 3)
As noted, this proposed development will have an impact on capital facilities. Staff has calculated
the fiscal impact of every new dwelling Unit on schools, roads, parks, libraries and fire statiOns at
$10,425 per trait. The applicant has been advised that a maximum profferof$9,000 per unit would
deft'ay the cost of the capital facilities necessitated by this proposed development. Consistent with
the Board of Supervisors' policy, and proffers accepted from other applicants, the applicant has
offered cash to assist in defraying the cost of this proPOsed zoning on such capital facilities.
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed and
it has been determined that it is appropriate to accept the maximum cash proffer in this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which .suggests the
property is appropriate for residential use of 1 to 5 acre lots, suited for Residential (R-88)
zomng.
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Area Development Trends:
Properties surrounding thc request property are zoned Agricultural (A) and are occupied bY
single family dwellings, public/semi public uses (Matoaca High School), a tourist home or
remain vacant. It is anticipated that residential development will continue in this immediate
area, consistent with the Plan.
Density:
The applicant has proffered a maximum density of 0.5 dwelling units per acre yielding
approximately fifty-seven (57) dwelling units (Proffered Condition 3). The Residential (R-
88) District requires that each lot contain a minimum of 88,000 square feet, except the
minimum area for lots which do not fxont on a major arterial may be reduced to 65,340
square feet when public water or public sewer are provided. Likewise, if such lots are served
by both public water and sewer, the minimm lot area may be reduced to one (1) acre. The
R-88 District standards provide a calculation to'derive the number 0freduced-size lots that
would be permitted. This calculation permits one-half (1/2) of a unit to the acre for net
developable acreage (excluding land areas constituting roads, limits of the base flood areas
and resource protection areas), and includes bonus provision, or additional lots, for land area
permanently preserved as open space.
The subdivision layout and design, including the minimum lot areas and any open
space/bonus lot calculations, are reviewed during the subdivisionproeess.
Dwelling Size and Architectural Treatment:
The applicant has proffered a mlnimum gross floor area of 1,800 square feet for sitigle-story
dwellings and a'nfinimum gross floor area of2,100 square feet for dwellings with more than
one (1) story (Proffered Condition 4). In addition, the treatment of exposed portionsofthe
dwelling foundations will be covered with brick or stone veneer or drivit type materials.
(Proffered Condition 5)
CONCLUSIONS
The request complies with the Southern and Western Area Plan which suggests the property is
appropriate for residential use of 1 to 5 acre lots, suited for Residential (R-88)zoning. As proPOsed,
the zoning and land use are representative of, and compatible with, existing and anticipated area
development.
Further, the proffered conditions address the impacts of this development on necessary capital
facilities, as outlIned in the Zoning Ordinance and Comprehensive Plan. Specifically, the need for
transportation, schools, parks, libraries and fire stations is identified .In the County's adopted Public
Facilities Plan, the Thoroughfare Plan and Capital Improvements Program and the anpact of this
development is discussed herein. The proffered conditions adequately mitigate the impact on capital
9 03SN0204-MAR12-BOS
facilities, thereby insuring that adequate service levels are maintained as necessary to protect the
health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/18/03):
The applicant accepted the recommendation. No one spoke in favor of, or in opposition to,
the request.
On motion Of Mr. Stack, seconded by Mr. Cunningham, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 4.
AYES: Unanimons.
The Board of Supervisors, on Wednesday, March 12, 2003, beginning at 7:00 p.m., will take under
consideration this request.
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